Etna Municipal Code Ch. 17.32 Mobile Home Residential, M-H

The Mobile Home Residential (M-H) zoning district is intended to be applied to areas of the City developed with and/or capable of supporting low, medium, and high density residential development, manufactured home parks, and compatible nonresidential uses consistent with the High Density Residential land use designation.

(Ord. 230, 12/22/2025)

Subject to issuance of a building permit, business license, and/or other required permits, none but the following uses, or uses which in the opinion of the city council are similar, will be allowed as principally permitted uses in the M-H district:

A. Community gardens pursuant to Section 17.76.170 (Community gardens).

B. Dormitories.

C. Dwelling groups.

D. Large employee housing.

E. Manufactured home parks of three or fewer mobile homes, manufactured homes, and/or recreational vehicles pursuant to Sections 17.76.060C, D, E, F and G (Manufactured home parks).

F. Multifamily residential, three units or fewer.

G. Single-family residential.

H. Supportive housing.

I. Transitional housing.

(Ord. 230, 12/22/2025)

When established or constructed concurrently with or subsequent to the principally permitted use, the following uses are permitted in the M-H district subject to issuance of a building permit, business license, or other required permit(s):

A. Accessory dwelling units and junior accessory dwelling units pursuant to Chapter 17.96 (Accessory Dwelling Units).

B. Cottage food operations and home-based businesses pursuant to Chapter 17.80 (Live/Work Units and Home-Based Businesses).

C. Family childcare homes.

D. Second dwelling units pursuant to Section 17.76.040 (Second dwelling units).

E. Short-term rentals pursuant to Chapter 17.84 (Short-Term Rentals).

F. Signs pursuant to Chapter 17.64 (Signs).

G. Usual and customary structures associated with a permitted use, including fences and walls pursuant to Section 17.76.120 (Fences, walls, hedges, and equivalent screening).

(Ord. 230, 12/22/2025)

The following uses are permitted in the M-H district upon approval and validation of a conditional use permit in addition to any other permits or licenses required for the use.

A. Adult day programs.

B. Bed and breakfast inns pursuant to Chapter 17.88 (Bed and Breakfast Inns).

C. Business and professional offices.

D. Clubs, lodges, and private meeting halls.

E. Hostels, hotels and motels.

F. Off-site parking and shared parking facilities pursuant to Chapter 17.60 (Off-Street Parking).

G. Parks, picnic areas, and playgrounds (no use permit when associated with development approved by city council).

H. Places of worship and spiritual assembly.

I. Public and private schools.

J. Public and quasi-public facilities.

K. Recreational vehicle parks pursuant to Section 17.76.080 (Recreational vehicle parks).

L. Residential uses.

1. Group homes that provide licensable services to more than six residents (no use permit for residential care for the elderly).

2. Manufactured home parks of four or more mobile homes, manufactured homes, and/or recreational vehicles pursuant to Sections 17.76.060C, D, E, F and G (Manufactured home parks).

3. Multifamily residential, four or more units.

M. Other uses similar to those listed in this section.

(Ord. 230, 12/22/2025)

A. Minimum parcel size.

1. All uses, except as specified herein.

a. Interior lots: 8,000 square feet.

b. Corner lots: 9,000 square feet.

2. Manufactured homes parks of four or more mobile homes, manufactured homes, and/or recreational vehicles: As specified in Section 17.76.060 (Manufactured home parks).

3. Recreational vehicle parks: As specified in Section 17.76.080 (Recreational vehicle parks).

B. Minimum width: 80 feet.

C. Minimum depth: 100 feet.

(Ord. 230, 12/22/2025)

A. Dwelling units per acre: One to 20 units.

B. Maximum lot coverage: 65%.

C. Maximum building height.

1. All uses, except as specified herein: 45 feet.

2. Accessory structures: 15 feet.

3. Building and structures taller than established height limits may be permitted pursuant to Section 17.76.190 (Height limits).

D. Minimum front yard setback: 20 feet.

E. Minimum rear yard setback.

1. All uses, except as specified herein: 10 feet.

2. Accessory structures: Five feet.

F. Minimum side yard setback: 10 feet.

G. Minimum distance between buildings.

1. All uses, except as specified herein: As required by California Building Code.

2. Manufactured homes parks of four or more mobile homes, manufactured homes, and/or recreational vehicles: 10 feet.

H. Minimum parking: As specified in Chapter 17.60 (Off-Street Parking).

(Ord. 230, 12/22/2025)